What is the time period for a landlord to complete a repair? I want to make sure I am covered. My gain is to fix the issue, but not sure of required time period. Thanks

Your questions goes more towards habitability. A tenant can not be without Water, Heat, Power, working bathroom (drain), etc. If it's hot then some area's require cooling too.

A tenant's wall furnace stopped working. She forgot to tell me it wasn't working. Then one night the temperature fell below 50 degrees. She called me up at 2 am that it was too cold and I have to fix the heater asap.

I asked when she first found it wasn't working? Did she call the Gas Company to re-light the pilot, etc. She did nothing that a "normal" tenant should have done. So I explained that there are hundreds of different furnaces and thousands of possible parts to repair. The best I can do is "Drop off a temporary portable electric heater with remote, fan and thermostat". I will also diagnose the problem and order the parts. So during the time it took me to get the right part, she had Temporary heat.

Hi MC, I was not targeting any particular repair. I was researching for my own knowledge in case a tenant complained. She and I don't see eye to eye right now. Great info Robert! Thanks for your input.

Diahann,

This needs to be spelled out in your lease. Timing of repairs is a HUGE complaint by residents and makes the LL look bad in court.

My lease is clear: We make every effort to make repairs quickly once reported by the Resident. Non-emergency repairs might take up to 30 days, depending on weather, and availability of parts and labor. Even people living in million dollar homes must wait for repairs.

Emergency repairs are heat in very cold weather, ac in extra hot weather, sparking electricity, smoke/fire, or flowing water.

Note: we keep window ac and small elec heaters in stock to cover emergencies.

It depends

emergency or not?

Non emergency it can be upward of 30 days.

Emergency? Get on it NOW.

ASAP for essential services, such as, hot and cold water, electricity, gas, sanitary plumbing and air conditioning.

If the tenant calls about one of the essential services you need to respond - do not wait until the next day.

Have a plan to contact a repair person to quickly restore the noted essential services for the house.

very simple answer. If your were the tenant and paying as required-- what would the item mean to you? What would be OK for you to wait for repair?

Use yourself as a guide.

When I moved to ATL GA in 1978 I worked nights 11 to 7am. We didn't have AC and my room was on the second floor. I did fine for 2 years with no air-- but a window fan. So I use that as my guide for AC-- you can wait for the man to come and fix it just like everyone else-- AC is not life and death-- heat on the other hand-- is. So is water and no toilets.